HomeMy WebLinkAboutORD-2017-010 Ordinance approving Budget Amendment #9-A for Fiscal Year 2016-17 1
ORD-2017-010
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: May 16, 2017
Action Agenda
Item No. 4-b
SUBJECT: Resolution of Approval — Conservation Easement for Lick Creek Property; and
Approval of Budget Amendment #9-A
DEPARTMENT: Environment, Agriculture, Parks
and Recreation (DEAPR)
ATTACHMENTS INFORMATION CONTACT:
1. Resolution of Approval David Stancil, 245-2510
2. Location Map Kim Livingston, 245-2514
3. Site Map Rich Shaw, 245-2510
4. Draft Conservation Easement
5. May 5, 2017 Triangle Farms Article
from The News and Observer
PURPOSE: To consider a resolution to approve the joint acquisition of a conservation
easement by Orange County and the Eno River Association and acceptance of a
conservation easement for the Gledhill — Lick Creek conservation property, and approve
Budget Amendment #9-A.
BACKGROUND: The acquisition of conservation easements to protect highly important
natural and cultural resource lands in Orange County is a longstanding goal of the Board of
Commissioners, and is a priority of the Lands Legacy program. Since 2001, the County has
partnered with landowners and other entities to protect 2,244 acres of significant natural
areas and prime farmland with permanent conservation easements.
Over the past several months, DEAPR has worked with Geoffrey and Jane Gledhill and the
Eno River Association on a project to conserve the Gledhill's 30-acre property located across
from their farm at 1319 Carr Store Road (Cedar Grove Township).
The Gledhills intend to grant a permanent conservation easement that restricts future
development, protects forest and water resources, and helps maintain rural character along
this stretch of Carr Store Road located just 1/3 mile from the Cedar Grove Rural Crossroads
Historic District (listed on National Register of Historic Places).
The land is entirely forested and contains a section of Lick Creek and two feeder streams
that drain to the East Fork Eno River and Lake Orange. A conservation easement would
help protect Lake Orange by restricting future land uses on the property that could increase
runoff, sedimentation, and pollution. The easement will prohibit future subdivision and
agricultural uses. Forest stewardship is allowed, but forestry activities will be restricted to
areas outside of wide buffers (up to 300 feet wide) along nearly 6,000 linear feet of streams.
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DEAPR Staff and the County Attorney have worked with the Eno River Association and the
landowners to prepare an agreement that meets their needs and the County's interests.
There are no structures on the 30-acre property, but the easement will allow the construction
of a cabin in a designated upland portion of the property. All other development rights will be
extinguished through the conservation easement. DEAPR and Eno River Association staff
will monitor the property on an annual basis. A copy of the draft easement agreement is
attached along with maps showing the property outlined in red.
The planned conservation easement would be held jointly by Orange County and the Eno
River Association. The Eno River Association secured matching funds for this project from
the City of Raleigh's Watershed Protection Program (Upper Neuse Clean Water Initiative).
FINANCIAL IMPACT: The easement purchase price is $71,250, which is 75 percent of the
easement value ($95,000) as determined by an appraisal by Kirkland and Associates. The
landowners will donate 25 percent of the easement value ($23,750), meaning they will forgo
that amount and, instead, will be eligible for federal income tax benefits.
DEAPR worked with the Eno River Association to identify the following funding sources:
Orange County (Lands Legacy) $ 34,125 (36%)
City of Raleigh (Upper Neuse Clean Water Initiative) 37,125 (39%)
Landowner donation 23,750 (25%)
$ 95,000
Funds for the easement purchase would come from Orange County ($34,125 purchase price
plus $8,500 for boundary survey and closing costs) and the City of Raleigh's Watershed
Protection Program ($37,125 purchase price plus $16,280 for easement stewardship costs).
The County's share of funds ($42,625) would come from existing funds budgeted and
approved for the Lands Legacy program (Land Legacy Fund).
The Gledhill's property is enrolled in the Present Use Value taxation program, so the
conservation easement would not lessen the amount of property taxes paid to the County.
The decrease in the property's market value caused by the conservation easement (and
extinguishing of portion of its development rights) would not lower the property value to a
level that is less than the current present use value.
The owners intend to take advantage of enhanced federal income tax deduction for
easement donations, which the US Congress made permanent in 2015.
With this allocation, approximately $3.0 million remains available in the Lands Legacy Capital
Project. This Budget Amendment #9-A provides for the use of the above mentioned funds,
and amends the following Capital Project Ordinances:
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Lands Legacy Capital Project (-$42,625) - Project# 20011
Revenues for this project:
Current FY 2016-17 FY 2016-17
FY 2016-17 Amendment Revised
Alternative Financing $3,251,472 $0 $3,251,472
From General Fund $85,322 ($42,625) $42,697
Donations $1,000 $0 $1,000
Appropriated Fund Balance $9,337 $0 $9,337
Total Project Funding $3,347,131 ($42,625) $3,304,506
Appropriated for this project:
Current FY FY 2016-17 FY 2016-17
2016-17 Amendment Revised
Lands Legacy Program $3,347,131 ($42,625) $3,304,506
Total Costs $3,347,131 ($42,625) $3,304,506
Conservation Easements Capital Project ($42,625) - Project#20006
Revenues for this project:
Current FY 2016-17 FY 2016-17
FY 2016-17 Amendment Revised
Alternative Financing $1,340,632 $0 $1,340,632
From General Fund $653,896 $42,625 $696,521
Donations $1,020 $0 $1,020
NC Agriculture Development $135,480 $0 $135,480
Grant
Eno River Association $252,843 $0 $252,843
Upper Neuse Clean Water $54,000 $0 $54,000
Initiative
NC Conservation Reserve $18,800 $0 $18,800
Program
Contribution from Hillsborough $6,157 $0 $6,157
USDA Farmland Protection $1,436,000 $0 $1,436,000
Total Project Funding $3,898,828 $42,625 $3,941,453
Appropriated for this project:
Current FY FY 2016-17 FY 2016-17
2016-17 Amendment Revised
Conservation Easements $3,898,828 $42,625 $3,941,453
Total Costs $3,898,828 $42,625 $3,941,453
SOCIAL JUSTICE IMPACT: There is no Orange County Social Justice Goal impact
associated with this item.
RECOMMENDATION(S): The Manager recommends the Board adopt and authorize the
Chair to sign the resolution approving the acceptance by Orange County of the conservation
easement and authorize the Chair and the Clerk to sign the conservation easement
agreement, subject to final review by staff and County Attorney, with a closing and
recordation of the document expected to occur on or about June 30, 2017, and approve
Budget Amendment #9-A.
RES-2017-029 Attachment 1 4
ORANGE COUNTY BOARD OF COMMISSIONERS
RESOLUTION
Approval of Conservation Easement
between
Orange County and the Eno River Association
and
Geoffrey and Jane Gledhill
WHEREAS, Orange County has adopted goals that promote the preservation of natural
areas, wildlife habitat, prime farmland, and open space in the county; and
WHEREAS, Orange County established the Lands Legacy Program for the purpose of
protecting the most significant natural and cultural resources through partnerships with
landowners and other conservation entities; and
WHEREAS, one component of the Lands Legacy Program is the acquisition of conservation
easements on riparian buffers within water supply watersheds; and
WHEREAS, the Gledhill — Lick Creek property includes approximately 30 acres in the Upper
Eno protected watershed that includes 6,000 linear feet of streams that drain to the East Fork
Eno River and to Lake Orange - a drinking water supply reservoir for Hillsborough; and
WHEREAS, Geoffrey and Jane Gledhill, the owners of the Lick Creek property, wish to grant
a permanent conservation easement to Orange County and the Eno River Association, which
will protect the forested riparian corridors on the property; and
WHEREAS, a conservation easement on this approximately 30 acres would ensure the
preservation of this forested property and stream buffers for future generations;
NOW, THEREFORE, BE IT RESOLVED that the Orange County Board of Commissioners
does hereby 1) accept on behalf of Orange County the conservation easement for land
owned by Geoffrey and Jane Gledhill; 2) approve the execution of this conservation
easement agreement with Geoffrey and Jane Gledhill, in accordance with the terms of the
proposed easement agreement, subject to final review by staff and the County Attorney; 3)
authorize the Chair and the Clerk to sign the easement agreement on behalf of the Board,
with a closing to occur on or about June 30, 2017; and 4) authorize County staff to sign any
and all closing documents upon consultation with the County Attorney.
BE IT FURTHER RESOLVED that the Board thanks Mr. and Ms. Gledhill for their civic-
minded granting of this conservation easement through the Lands Legacy Program and for
donating a significant portion of the value of the conservation easement.
This the 16th day of May, 2017.
Mark Dorosin, Chair
Orange County Board of Commissioners
Donna Baker, Clerk to the Board
Attachment 2
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Attachment 4
This instrument prepared by and return to: John L. Roberts, Office of the Orange County Attorney
Box 8181, Hillsborough,NC 27278
STATE OF NORTH CAROLINA
COUNTY OF ORANGE PIN 9858203500
WARRANTY
DEED OF CONSERVATION EASEMENT
This Deed of Conservation Easement("Easement")is granted on this day of , 2017,by GEOFFREY
E. GLEDHILL and JANE E. GLEDHILL having an address of 1319 Can Store Road, Cedar Grove,NC 27231
(referred to as"Grantors"),to ORANGE COUNTY,NORTH CAROLINA,having an address of Post Office Box
8181, Hillsborough,NC 27278 and ASSOCIATION FOR THE PRESERVATION OF THE ENO RIVER VALLEY,
INC., a North Carolina Nonprofit Corporation,having an address of 4404 Guess Road, Durham,NC 27712, also known
as the Eno River Association, (both together referred to herein as "Grantee" or"Grantees"). The Grantors and Grantees
are collectively referred to as "The Parties".
The designation Grantors and Grantees as used herein shall include said parties, their heirs, successor and assigns, and
shall include singular,plural,masculine, feminine or neuter as required by context.
RECITALS
WHEREAS, Grantors are the sole owners in fee simple, of a property,which consists of 29.55 acres, described in
Exhibit A located in Cedar Grove Township, Orange County,North Carolina and identified on the plat of property
entitled" "prepared by ,which plat is recorded at Plat Book Page
Orange County Registry, said property being hereafter referred to as"the Protected Property." An aerial map of the
Protected Property is attached hereto for illustrative purposes as Exhibit B.
WHEREAS, the Protected Property consists primarily of outstanding woodland and riparian habitats for a variety
of wildlife species of importance to the Grantors, the people of Orange County and the people of North Carolina. The
property is bisected by Lick Creek and its tributaries which flow generally southeastward into East Fork Eno River which
flows into Lake Orange, a public drinking water supply reservoir serving the Town of Hillsborough. It is the primary
purpose of this Easement to protect the quality of the surface waters in the watershed of Lake Orange and the Eno River
and the natural wildlife habitat.
WHEREAS, the Protected Property also contains outstanding scenic qualities that can be enjoyed by the general
public,namely the views along Carr Store Road(State Road 1352). It is a secondary purpose of this Easement to protect
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the scenic resources. The water quality,natural,wildlife habitat, and scenic resources of the Protected Property are
collectively referred to as the"Conservation Values"of the Protected Property.
WHEREAS, the specific Conservation Values of the Protected Property and its current use and state of
improvement are described in a Baseline Documentation Report("Report")prepared by the Grantees with the cooperation
of the Grantors, and acknowledged by all parties to be accurate as of the date of his Easement. This Report may be used
by the Grantees to document any future changes in the use or character of the Protected Property in order to ensure the
terms and condition of the Easement are fulfilled. This Report,however, is not intended to preclude the use of other
evidence to establish the present condition of the Protected Property if there is a controversy over its use. The Grantors
and Grantees have copies of this Report, and said Report will remain on file at the offices of the Grantees.
WHEREAS, the Grantors intend that the Conservation Values of the Protected Property be preserved and
maintained, and further, Grantors intend to convey to the Grantees the right to preserve and protect the Conservation
Values of the Protected Property in perpetuity.
WHEREAS, the consideration paid for this Conservation Easement does not represent fair market value of the
Protected Property and it is the Grantors' intent to make a charitable contribution to Grantees. The fair market value of the
Protected Property shall be determined by one of the valuation methods and rules that affect valuation as set forth in
Treasury Regulation§1.170A-14(h)(3).
WHEREAS, the Conservation Purposes of the Easement are recognized by, and the grant of this Easement will
serve, the following clearly delineated governmental conservation policies:
(1) The Uniform North Carolina Conservation and Historic Preservation Agreements Act,North Carolina
General Statute 121-34 et seq.,which provides for the enforceability of restrictions, easements, covenants or
conditions "appropriate for retaining in land or water areas predominantly in their natural, scenic, or open
condition or in agricultural,horticultural,farming or forest use," and which provides for tax assessment of
lands subject to such agreements"on the basis of the true value of the land and improvement less any
reduction in value caused by the agreement;"
(2) The Land Use Element of the Orange County Comprehensive Plan(adopted November 18, 2008)with its
goal of"Land uses that are appropriate to on-site environmental conditions and features, and that protect
natural resources, cultural resources, and community character."
(3) The Orange County Lands Legacy Action Plan,which was adopted by the Orange County Board of
Commissioners on January 23, 2014, and which recognizes the need to protect riparian buffers in the critical
area of the Upper Eno protected watershed; and
(4) The zoning of the Protected Property by Orange County as Agricultural Residential and Upper Eno River
Protected Watershed Overlay District, the latter to protect the public water supply watershed of Lake Orange;
and
(5) The special use assessment of farm and forestland as set forth in NCGS § 105-277.2 et seq.,which allows for
lower property tax rates for land enrolled in active agricultural and forestry uses.
WHEREAS, the Grantee Orange County is a body politic existing under Chapter 153A of the North Carolina
General Statutes, and the Grantee Eno River Association is a 501(c)(3)non-profit corporation, and each of them is
qualified to hold Easements under the applicable laws of the State of North Carolina and is a qualified organization under
I.R.C. section 170(h).
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NOW, THEREFORE, for the reasons given and other good and valuable consideration and in consideration of
their mutual covenants, terms, conditions and restrictions contained herein,the Grantors hereby voluntarily grant and
convey to the Grantees, and the Grantees hereby voluntarily accept, a perpetual Conservation Easement in the Protected
Property,which Easement is an immediately vested interest in real property of the nature and character described herein.
Grantors promise that they will not perform,nor knowingly allow others to perform, any act on or affecting the Protected
Property that is inconsistent with the covenants contained herein. Grantors authorize the Grantees to enforce these
Covenants in the manner described below.
ARTICLE I. GENERAL
1.1. Statement of Purpose. The purposes of this Conservation Easement are to ensure that the Protected Property will be
retained forever predominantly in its natural, scenic,forested, and open space condition; to protect native plants,
animals,plant communities, and water quality,while allowing traditional uses of the Protected Property that are
compatible with and not destructive of the conservation values of the property such as forest management,hunting,
and other similar recreational use; and to prevent any use of the Protected Property that will significantly impair or
interfere with conservation values or interests of the Protected Property. The purpose is also to allow long-term
responsible management of forest resources in a manner that does not compromise water quality,wildlife habitat, or
unique plant communities.
1.2. Perpetual Duration. This Conservation Easement over the Protected Property as further described in Exhibit A,
shall be perpetual. It is an easement in gross,runs with the land and is enforceable by Grantees against Grantors as
provided herein, and against Grantors' representatives, successors, assigns, leases, agents and licensees.
1.3. Extinguishment of Development Rights. Except as otherwise reserved to the Grantors in this Easement, the parties
agree that all development rights appurtenant to the Protected Property are hereby released, terminated and
extinguished, and may not be used on or transferred to any portion of the Protected Property as it now or hereafter
may be bounded or described, or used or transferred to any other property adjacent or otherwise,nor used for the
purpose of calculating permissible lot yield of the Protected Property or any other property by anyone including the
Grantors and Grantees.
1.4. Compliance with other Regulatory Requirements. The Grantors are responsible for complying with any and all
additional permits or regulation to use or develop the Protected Property under the terms of this Easement,
including Orange County, State of North Carolina or Federal requirements,regardless of any reserved rights or
permissions contained in this Easement Document.
ARTICLE II.RETAINED RIGHTS AND RESTRICTIONS
Any activity on, or use of the Protected Property inconsistent with the purposes of this Conservation Easement is
prohibited. The Protected Property shall be maintained in its natural, scenic and open condition and restricted from any
development that would significantly impair or interfere with the conservation values of the Protected Property. Without
limiting the generality of the foregoing, the following is a listing of activities and uses which are expressly prohibited or
which are expressly allowed. The Grantors and Grantees have determined that the allowed activities do not impair the
conservation values of the Protected Property. Additional retained rights of the Grantors are set forth in Article III below.
2.1 Subdivision. The Protected Property may not be divided, subdivided or partitioned,nor conveyed except in its
current configuration as an entity.
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2.2 Construction. No permanent structures exist on the Protected Property at the time of this Conservation Easement.
The Grantors reserve the right to construct or reconstruct new structures and other improvements described in
subparagraphs (a)through(f)below. Any construction or reconstruction not permitted below is prohibited. Before
undertaking any construction or reconstruction that requires advance permission,Grantors shall notify Grantees and
obtain written permission. All construction or reconstruction is subject to Orange County zoning regulations and
must be consistent with permits required by and issued by Orange County under its laws and ordinances for such
construction activities.
(a) Fences—Fences may be built on the Protected Property to identify property boundaries and thereafter
repaired and replaced without any further permission of Grantees.
(b) Cabin—A cabin,with a foot print no greater than 1,000 square feet and cleared area for and around the
cabin limited to the area necessary for construction, located outside of the riparian buffer required by
Orange County under its laws and ordinances for such construction activities is allowed within the
designated area further shown in Exhibit B.
(c) Forest Roads Existing forest roads necessary for forest management may be restored and maintained
without prior notification. New forest roads may be constructed if it is deemed necessary for the forest
management activities recommended as part of a Forest Management Plan or Forest Stewardship Plan
approved by the Grantees. A plan detailing forest road construction and any necessary stream crossings
must be submitted to the Grantees for approval prior to construction. This plan may be a part of the
approved Forest Management Plan,Forest Stewardship Plan, or a separate document.
(d) Access Road—Grantors reserve the right to construct a natural surface roadway and a bridge over Lick
Creek or its tributary in order to provide vehicular access to the cabin;provided that the location, size and
specifications of any such stream crossing must be approved by the Grantees prior to any land or stream
disturbance activity or commencement of construction, and meet all applicable governmental regulations
and approvals.
(e) Multi-use Trails—Trails for hiking,horseback riding, or non-motorized vehicle use may be constructed
without further permission of the Grantees provided that such trails be of a natural surface,not be more
than six(6)feet wide, and located at a minimum distance of thirty(30)feet from the top of the bank of
Lick Creek and its tributaries.
2.3 Agricultural Use. Agricultural,grazing,and horticultural uses of the Protected Property are prohibited.
2.4 Forest Management. Tree or vegetation cutting will be permitted without approval of the Grantees to maintain
existing trail and road access and to clear hazardous trees posing a threat or danger to the Grantors or general public
provided that there is no commercial sale of forest products associated with said activity. All timber management
activities shall be conducted only in accordance with N.C. Forest Service Forestry Best Management Manual
Practices guidelines for timber management as the same may be promulgated by law or regulation in the state of
North Carolina and as adopted by the North Carolina organization of professional foresters, and amended from
time-to-time. Harvesting of timber, cutting or destruction of trees or other plants,may be allowed with the prior
written approval of the Grantees and in accordance with an approved Forest Management Plan or Forest
Stewardship Plan as set out below:
There shall be no active forest management,harvest or sale of forest products within the Protected Property except
in accordance with a Forest Management Plan or Forest Stewardship Plan approved by the Grantees,prepared by a
NC registered forester or wildlife biologist or by another qualified person approved in advance by the Grantees.
The Forest Management Plan or Forest Stewardship Plan may be updated as necessary,provided that each
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modification shall be forwarded to the Grantees for review and approval. The Forest Management Plan or Forest
Stewardship Plan must reference this Conservation Easement.
Forest management will be permitted to generate income from harvest and sale of forest products within the existing
pine stand further shown in Exhibit B until it is considered restored to woodland per The Forest Management Plan
or Forest Stewardship Plan, at which time the right to harvest and sale forest products will cease.
Forest management will be permitted to maintain the general health of the forest ecosystem, including,but not
limited to the following objectives:
(a) to preserve the existing natural, scenic, and forested character of the Protected Property;
(b) to foster a healthy, diverse, stratified forest,using even-aged, two-aged, or uneven-aged silvicultural
methods as appropriate to the particular circumstances;
(c) to preserve sufficient buffers of substantially unaltered natural forest vegetation, at understory,mid-story,
and canopy in proximity to surface waters, in order to maintain intact forest and riparian edge ecosystems
and preserve water quality;
(d) to preserve forest diversity important to wildlife, such as mast trees, coarse woody debris, den trees, and
snags; and
(e) to preserve specific occurrences and populations of animal and plant species that are designated by the
North Carolina Natural Heritage Program as"globally vulnerable" (G3) or higher ranking, or"state
vulnerable" (S3) or higher ranking; and to preserve any old growth stands.
2.5 Recreational Use. Grantors shall have the right to engage in and permit others,whether or not for consideration, to
engage in recreational uses of the Protected Property, including,but not limited to,hiking, camping,picnicking,
horseback riding,non-motorized bicycling, lawful hunting and fishing, and other recreational uses that require no
buildings, facilities, surface alteration or other development of the land other than what is allowed herein. Pursuit of
wildlife by any form of motorized transportation is not allowed. Grantors may also construct and maintain fences,
camp sites,horse trails,foot trails, and or non-motorized vehicle trails incidental to such purposes. Grantors reserve
the right to promulgate and enforce reasonable rules and regulations for all activities incident to recreational use of
the Protected Property, including but not limited to the right to prohibit any recreational use that would permit
destruction of other significant conservation value of the Protected Property.
2.6 Excavation, Dredging and Mineral Use. There shall be no filling, excavation, dredging, mining or drilling;no
removal of topsoil, sand, gravel,rock,peat,minerals or other materials; and no change in the topography of the land
in any manner except as necessary to allow(a)the construction of the improvements allowed above, (b)the
maintenance of roads,hiking,horseback and non-motorized vehicle trails permitted hereunder, and(c)the
combating of erosion or flooding.
2.7 Destruction of Plants. There shall be no removal,harvesting, or cutting of native trees, shrubs or other plants except
as expressly permitted in this Conservation Easement document. There shall be no planting of invasive,non-native
trees, shrubs, or other plants within the Protected Property. Non-invasive cover crops used for soil stabilization on
logging decks and roads are permitted with Grantees approval. Furthermore, except to accommodate the activities
expressly permitted in this Conservation Easement,there shall be no introduction of non-native animals, or
disturbance or change in the natural habitat in any manner.
2.8 Water Quality and Drainage Patterns. Except as expressly authorized elsewhere in this Conservation Easement
document, there shall be no pollution of surface water,natural water courses,lakes,ponds,marshes, subsurface
water or any other water bodies,nor shall activities be conducted on the Protected Property that would be
detrimental to water purity or that could alter the natural water level or flow in or over the Protected Property.
There shall be no alteration, depletion or extraction of surface water,natural water courses,lakes,ponds,marshes,
subsurface water or any other water bodies within the Protected Property. Diking, draining, filling or removal of
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wetlands is prohibited. Disruption of natural drainage patterns is prohibited.No construction of new ponds,lakes or
other similar water impoundments is permitted within the Protected Property.
2.9 Signage. No signs or billboards or other advertising displays are allowed on the Protected Property, except that
signs whose placement,number and design do not significantly diminish the scenic character of the Protected
Property may be displayed to identify trails and the conservation values of the Protected Property, to identify the
name and address of the Protected Property, to advertise or regulate permitted uses on the Protected Property and
proscribe rules and regulations for recreational use of the Protected Property, and to post the Protected Property
against trespassers.
2.10 No Biocides. There shall be no use of pesticides or biocides, including but not limited to insecticides, fungicides,
rodenticides, and herbicides, except as approved by Grantees to control invasive species detrimental to the
conservation values of the Protected Property, and for forest management activities outlined in the approved Forest
Management Plan.
2.11 No Dumping. There shall be no storage or dumping of trash, garbage, abandoned vehicles, appliances, or
machinery,hazardous substance, or toxic waste on the Protected Property. Except as expressly authorized
elsewhere in this Conservation Easement document, there shall be no changing of the topography through the
placing of soil or other substance or material such as land fill or dredging spoils,nor shall activities be conducted on
the Protected Property that could cause erosion or siltation on the property.
2.12 Roads. Except as expressly permitted by section 2.2 of this Conservation Easement document,no roads shall be
constructed in the Protected Property.
2.13 Commercial Development. Except as expressly permitted by this Conservation Easement document, all commercial
or industrial use of or activity on the Protected Property is prohibited.
2.14 Development Rights. Grantors hereby convey to Grantees all development rights now or hereafter allocated to,
implied,reserved or inherent in the Protected Property, and the parties agree that such rights are terminated and
extinguished, and may not be used on or transmitted to any other property.
2.15 Future Technology or Conditions. No use shall be made of the Protected Property, and no activity thereon shall be
permitted, that is or is likely to become inconsistent with the purposes of this Conservation Easement. Grantors and
Grantees acknowledge that,in view of the perpetual nature of this Conservation Easement, Grantors and Grantees
are unable to foresee all potential future land uses,future technologies, and future conditions of the Protected
Property. Grantees therefore, in its sole discretion,may determine whether proposed uses or proposed
improvements not contemplated by or addressed in this Conservation Easement or alterations in existing uses or
structures are consistent with the purposes of this Conservation Easement.
ARTICLE III: ADDITIONAL RIGHTS RETAINED BY THE GRANTORS
The Grantors retain the following additional rights:
3.1 Right to Privacy. Grantors retain the right to privacy and the right to exclude any member of the public from
trespassing on the Protected Property. This Easement is not intended to create any rights of the public in, on or to
the Protected Property.
3.2 Existing Uses. Grantors retain the right to undertake or continue any activity or use of the Protected Property which
is not prohibited by this Conservation Easement and which is consistent with the Conservation Purposes of this
Conservation Easement. Prior to making any change in use of the Protected Property, the Grantors shall notify
6
13
Grantees in writing to allow Grantees a reasonable opportunity to determine whether such change would violate the
terms of this Conservation Easement.
3.3 Transfer. Grantors retain the right to sell, give,mortgage, lease, or otherwise convey the Protected Property subject
to the terms of this Conservation Easement.
ARTICLE IV. ONGOING RESPONSIBILITY OF GRANTORS AND GRANTEES
This Easement is not intended in any way to affect any existing obligation of the Grantors as owners of the Protected
Property.
Among other things, this shall apply to:
4.1. Taxes. The Grantors shall continue to be solely responsible for payment of all taxes and assessments levied against
the Protected Property. If the Grantees are ever required to pay any taxes or assessments on their interest in the
Protected Property, the Grantors shall upon demand reimburse the Grantees for the same.
4.2. Upkeep and Maintenance. The Grantors shall continue to be solely responsible for the upkeep and maintenance of
the Protected Property, to the extent it may be required by law. The Grantees shall have no obligation for the
upkeep or maintenance of the Protected Property.
4.3. Transfer of Protected Property. The Grantors agree to incorporate by reference the terms of this Easement in any
deed or other legal instrument by which they transfer or divest themselves of any interest,including leasehold
interests, in the Protected Property. The Grantors shall notify the Grantees in writing at least thirty(30) days before
conveying the Protected Property, or any interest therein. Failure of Grantors to do so shall not impair the validity
of the Easement or limit its enforceability in any way.
4.4. Transfer of Easement. The Grantees shall have the right to transfer this Conservation Easement to any public agency
or private nonprofit organization that, at the time of transfer, is a qualified organization under 26 U.S.C. Section
170(h) of the Internal Revenue Code, as amended and under NGS 121-34 et seq.,provided the agency or
organization expressly agrees to assume the responsibility imposed on the Grantees by this Conservation Easement.
As a condition of such transfer, Grantees shall require that the conservation purposes intended to be advanced
hereunder shall be continued to be carried out. If the Grantees ever cease to exist or no longer qualify under 26
U.S.C. Section 170(h) of the Internal Revenue Code, or applicable state law, a court with jurisdiction shall transfer
this Conservation Easement to another qualified organization having similar purposes that agrees to assume the
responsibility imposed by the Conservation Easement.
4.5. Inspection and Access. With reasonable advance notice to the Grantors or with the Grantors' prior verbal consent,
Grantees, their employees and agents, successors and assigns, shall have the right to enter the Protected Property for
the purpose of inspecting the Protected Property to determine whether the Grantors, their successors or assigns are
complying with the terms, conditions and restrictions of this Easement.
4.6. Enforcement. The Grantees shall have the responsibility for management, monitoring and enforcement of the terms
of this Conservation Easement. Grantees shall complete and file the annual monitoring reports, a copy of which is
kept on file with Orange County and Eno River Association.
7
14
Grantees shall have the right to prevent violations and remedy violations of the terms of this Easement through
judicial action,which shall include,without limitation,the right to bring proceedings in law or in equity against any
party or parties attempting to violate the terms of this Easement. Except when an ongoing or imminent violation
could irreversibly diminish or impair the Conservation Values of the Protected Property, the Grantees shall give the
Grantors written notice of the violation and Grantors shall have thirty(30) days to cure the violation,before
commencing any legal proceedings. If a court of competent jurisdiction determines that a violation may exist or has
occurred, the Grantees may obtain an injunction to stop the violation,temporarily or permanently. The parties agree
that a court may issue an injunction or order requiring the Grantors to restore the Protected Property to its condition
prior to the violation, as restoration of the Protected Property may be the only appropriate remedy. The failure of
the Grantees to discover a violation or to take immediate legal action shall not bar it from doing so at a later time. In
any case where a court finds no such violation has occurred, each party shall bear its own costs. In any case where
the Court finds that a violation has occurred, Grantees shall have the right to recover its legal costs from the
Grantors, including attorney's fees or expenses associated with any enforcement or remedial action as it relates to
the enforcement of this Conservation Easement.
ARTICLE V. REPRESENTATIONS OF THE PARTIES
5.1. Grantors' Title Warranty. The Grantors covenant and represent that the Grantors are the sole owners and are seized
of the Protected Property in fee simple and have good right to grant and convey the Easement; that the Protected
Property is free and clear of any and all encumbrances, except current and deferred use value unpaid property taxes,
including but not limited to, any mortgages not subordinated to this Easement, and that the Grantees shall have the
use of and enjoy all the benefits derived from and arising out of his Easement subject to existing easements for roads
and public and private utilities.
5.2. Grantors' Environmental Warranty. The Grantors know of no release or threatened release of any Hazardous
Materials on, at,beneath or from the Protected Property, or arising from or connected with a violation of any
Environmental Laws. The Grantors hereby promise to hold harmless and indemnify the Grantees against all
litigation, claims, demands,penalties and damages, including reasonable attorneys' fees, arising from or connected
with the release or threatened release by Grantors, their agents, assigns, and guests, of any Hazardous Materials on,
at,beneath or from the Protected Property, or arising from or connected with a violation of any Environmental Law.
"Environmental Law" or"Environmental Laws"means any and all Federal, state, local or municipal laws,rules,
orders,regulations, statutes, ordinances, codes, guidelines,policies or requirements of any governmental authority
regulating or imposing standards of liability or standards of conduct(including common law) concerning air,water,
solid waste,hazardous materials,worker and community right-to-know,hazard communication noise,radioactive
material,resource protection, subdivision, inland wetlands and watercourses,health protection and similar
environmental health, safety,building and land use as may now or at any time hereafter be in effect.
"Hazardous Materials"means any petroleum,petroleum products,fuel oil,waste oils, explosives,reactive materials,
ignitable materials, corrosive materials,hazardous chemicals,hazardous wastes,hazardous substances, extremely
hazardous substances, toxic substances, toxic chemicals,radioactive materials,infectious materials and any other
element, compound,mixture, solution or substance which may pose a present or potential hazard to human health or
the environment.
8
15
5.3. Liability and Indemnification. Grantors agree to indemnify and hold the Grantees harmless from any and all cost,
claims or liability, including but not limited to reasonable attorneys' fees arising from any personal injury,
accidents,negligence or damage relating to the Protected Property, or any claim thereof,unless due to the
negligence of Grantees or its agents, in which case liability shall be apportioned accordingly. Grantors shall
maintain liability insurance covering the Protected Property with limits deemed necessary by Grantees. Grantees
shall be named as additional insureds on such policies.
ARTICLE VI. MISCELLANEOUS
6.1. Recording. Grantees shall record this instrument in a timely fashion in the official record of Orange County,North
Carolina, and may re-record it at any time as may be required to preserve the rights of the Grantees.
6.2. Survival of Terms/Merger of Fee and Easement. The Grantors and Grantees agree that the terms of this Easement
shall survive any merger of this fee and easement interest in the Protected Property. In the event either of the
Grantees becomes owner of the Protected Property, or any portion thereof, said Grantee shall transfer its rights title
and interest in this Easement to the other Grantee or a third party in accordance with sections 4.4.
6.3. Amendment of Easement. This Conservation Easement may be amended only with the written consent of the
Grantors and Grantees. Any such amendment shall be consistent with the purposes of this Conservation Easement
and shall comply with Sec. 170(h) of the Internal Revenue Code, or any regulations promulgated in accordance with
that section. Any such amendment shall also be consistent with the Uniform Conservation and Historic Preservation
Agreements Act,N.C.G.S. Section 121-34 et seq., or any regulations promulgated pursuant to that law. The
Grantors and Grantees have no right or power to agree to any amendment that would affect the enforceability of this
Conservation Easement.
6.4. Procedure in the Event of Termination of Easement. If it is determined that conditions on or surrounding the
Protected Property have changed so much that it is impossible to fulfill the conservation purposes set forth above, a
court with jurisdiction may, at the joint request of both the Grantors and Grantees,terminate this Conservation
Easement.
If condemnation of a part of the Protected Property or of the entire property by public authority renders it
impossible to fulfill any of these conservation purposes, the Conservation Easement may be terminated through
condemnation proceedings.
At the time of the conveyance of the Conservation Easement to the Grantees,this Conservation Easement gives rise
to a real property right, immediately vested in the Grantees. If the Conservation Easement is terminated and the
Protected Property is sold or taken for public use,then, as required by Sec. 1.170A-14(g)(6) of the IRS regulations,
the Grantees shall be entitled to sixty-four percent(64%) of the net proceeds attributable to the sale of the
Protected Property(equal to the ratio of the appraised value of this Conservation Easement to the unrestricted fair
market value of the Protected Property, as these values are determined on the date of this Conservation Easement),
subject to any applicable law which expressly provides for a different disposition of the proceeds.
9
16
If this Conservation Easement is terminated or modified by condemnation action or eminent domain, Grantees shall
share, 50%to Orange County and 50%to the Eno River Association, the Grantees proportional value of the
Conservation Easement.
6.5. Interpretation. This Easement shall be interpreted under the laws of the State of North Carolina,resolving any
ambiguities and questions of the validity of specific provisions so as to give maximum effect to its conservation
purposes.
6.6. Perpetual Duration; Severability. The Easement created by this Deed shall be a servitude running with the land in
perpetuity. Every provision of this Deed of Conservation Easement that applies to the Grantors or the Grantees
shall also apply to their respective agents,heirs, executors, administrators, assigns, and all other successors as their
interests may appear. Invalidity of any of the covenants, terms or conditions of this Easement, or any part thereof by
court order or judgment shall in no way affect the validity of any of the other provisions hereof,which shall remain
in full force and effect.
6.7. Subsequent Liens on Protected Property. No provision of this Easement should be construed as impairing the ability
of Grantors to use the Protected Property as collateral for subsequent borrowing. Any such liens shall be and remain
subordinate to this Easement.
6.8. Subsequent Easements/Restrictions on the Protected Property. The grant of any easement or use restriction that
might diminish or impair the Conservation Values of the Protected Property is prohibited. Any such easement or
restriction shall be subordinated to this Easement.
6.9. Notices. Any notices required by this Easement shall be in writing and shall be personally delivered or sent by first
class mail to the Grantors or Grantees respectively, at the following address,unless a party has been notified in
writing by the other of a change of address
To the Grantors: To the Grantees:
Geoffrey E. Gledhill Orange County DEAPR Eno River Association
and Jane E. Gledhill PO Box 8181 4404 Guess Road
1319 Can Store Road Hillsborough,NC 27278 Durham,NC 27712
Cedar Grove,NC 27231
6.10. Approval by Grantees. In any case where the terms of this Easement require the approval of the Grantees,unless
otherwise stated herein, such approval shall be requested in writing to the Grantees in accordance with section 6.9.
In any provision of this Easement in which the Grantors is required to provide advance notice to the Grantees of any
activity on the Protected Property, such notice shall be given not less than thirty(30) calendar days prior to the
planned commencement of the activity. If the Grantees' approval is required, such approval shall be deemed
withheld/disapproved unless Grantees provide to the Grantors written notice of approval within 30 calendar days of
receipt of said request. If Grantors have received no response after said 30 calendar days, Grantors may send a
second written notice to Grantees requesting a statement of the reasons for the disapproval and the Grantees shall
respond within 30 calendar days with an explanation for the specific reasons and basis for its decision to disapprove.
10
17
6.11. Entire Agreement. This instrument sets forth the entire agreement of the parties with respect to the Easement and
supersedes all prior discussions,negotiations,understandings or agreements relating to the Easement. If any
provision is found to be invalid, the remainder of the provisions of this Easement, and the application of such
provision to persons of circumstances other than those as to which it is found to be invalid, shall not be affected
thereby.
6.12. Availability or Amount of Tax Benefits. Grantees make no warranty,representation or other assurance regarding the
availability, amount or effect of any deduction, credit or other benefit to Grantors or any other person or entity under
United States or any state, local or other tax law to be derived from the donation of any part of the value of this
Easement or other transaction associated with the donation of this Easement. Grantors' donation is not conditioned
upon the availability or amount of any such deduction, credit or other benefit. Grantees make no warranty,
representation or other assurance regarding the value of this Easement or of the Protected Property. As to all of the
foregoing, Grantors are relying upon Grantors' own legal counsel, accountant,financial advisor or other consultant
and not upon Grantees' legal counsel, accountant, financial advisor or other consultant of Grantees. Grantee,
Orange County,North Carolina, employed Kirkland Appraisals, LLC, to appraise the Protected Property and to
prepare a report of that appraisal for the purpose of providing Grantees the fee simple value of the property and the
impact on the Protected Property's value of the Conservation Easement. Grantors and the IRS may rely on the
Kirkland Appraisals, LLC, appraisal and appraisal report, as described in the INTENDED USE section of the
appraisal report. In the event of any audit or other inquiry of a governmental authority into the effect of this
donation upon the taxation or financial affairs involving Grantors or Grantors' heirs, successors or assigns or other
similar matter then Grantees shall be reimbursed and indemnified for any cost or expense of any kind or nature
whatsoever incurred by Grantees in responding or replying thereto.
6.13. Warranties and Representations of Owner. By signing this Easement, Grantors acknowledge,warrant and represent
to Grantees that:
(a) Grantors have had the opportunity to be represented by counsel of Grantors' choosing and fully understand that
Grantors are hereby permanently relinquishing property rights which would otherwise permit Grantors to have a
fuller use and enjoyment of the Protected Property.
(b) There are no recorded or unrecorded leases or other agreements for the production of minerals or removal of
timber from the Protected Property which would, if any of the activities permitted under such lease or other
agreement were undertaken by Grantors,violate the covenants or restrictions in this Easement or otherwise
defeat the conservation Purpose.
TO HAVE AND TO HOLD this Deed of Conservation Easement unto Grantees, their successors and assigns, forever.
THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK
11
18
IN WITNESS WHEREOF, the Grantors and Grantees, intending to legally bind themselves,have set their hands on the
date first written above.
GRANTORS:
(SEAL) (SEAL)
Geoffrey E. Gledhill Jane E. Gledhill
ACKNOWLEDGEMENT OF GRANTORS:
STATE OF NORTH CAROLINA
COUNTY OF ORANGE
I , a Notary Public in and for the aforesaid County and State, do hereby
certify that Geoffrey E. Gledhill and Jane E. Gledhill personally appeared before me this day and acknowledge the due
execution of the foregoing instrument.
Witness my hand and official stamp or seal this day of , 2017.
(stamp)
Notary Public
My commission expires:
Accepted:
GRANTEE: Orange County,North Carolina
By:
Mark Dorosin, Chair
Orange County Board of Commissioners
ATTEST:
By:
Donna S. Baker, Clerk to the
Board of Commissioners
12
19
STATE OF NORTH CAROLINA
COUNTY OF ORANGE
I , a Notary Public in and for the aforesaid County and State, do hereby certify that
Donna S. Baker personally appeared before me this day and acknowledged that she is Clerk to the Board of
Commissioners for Orange County,North Carolina and that by authority duly given and as the act of said County, the
foregoing instrument was signed in its name by the Chair of said Board of Commissioners and attested by her as Clerk to
said Board of Commissioners.
Witness my hand and official stamp or seal this day of , 2017.
(stamp)
Notary Public
My commission expires:
GRANTEE: Association for the Preservation of the Eno River Valley, Inc.
By:
Barbara Driscoll,President
ATTEST:
By:
Bercedis Peterson, Secretary
STATE OF NORTH CAROLINA
COUNTY OF ORANGE
I , a Notary Public in and for the aforesaid County and State, do hereby certify that
Bercedis Peterson personally appeared before me this day and acknowledged that she is the Secretary of the Association
for the Preservation of the Eno River Valley, Inc., and that by authority duly given and as the act of the corporation,the
foregoing instrument was signed in its name by the President and attested by her as the Secretary.
Witness my hand and official stamp or seal this day of , 2017.
(stamp)
Notary Public
My commission expires:
13
20
List of Exhibits
EXHIBIT A—Legal Description of the Protected Property
EXHIBIT B—Conservation Easement Map
14
21
Exhibit A-Legal Description of the Protected Property
Lying and being in Cedar Grove Township, Orange County,North Carolina, and more particularly described as follows:
BEING all of that 29.55 acre tract of land shown and described on that plat of survey by , entitled
, dated , and recorded in Plat Book ,Page , Orange County
Registry, to which plat reference is hereby made for a more particular description.
15
22
EXHIBIT B—Conservation Easement Map
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Gledhill- Lick Creek
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Parcel Boundary 7x 690
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Attachment 5 23
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' N. .7iii 4* VA" t.,,,n, .■:' Nr . 11304 .44 -06.0,1
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fee in farms and farmers in thP :M, bi 4' . �'+' '
it 4 f I v o
WAKE COUNTY MAY 05,2017 4:52 PM
New farmers face dwindling land, soaring prices in
Triangle
BY KATHRYN TROGDON 0
ktrogdon§newsobserver.com
RALEIGH — Thomas Saile of Raleigh hopes to own a farm one day.
24
Saile has spent time in an incubator farm program and worked on organic farms.
He has become active in community gardens and has a garden on a friend's plot of
land.
But in looking for his own property, Saile, 33, has run into one of the biggest
hurdles facing new farmers: the cost and availability of farmland. In the fast-
growing Triangle, farmland is often lost to development and the price of the arable
land that remains has skyrocketed, putting it out of reach of young farmers.
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So Saile decided to lease a half-acre on Good Hope Farm, a cultivator farm off
Morrisville Carpenter Road in Cary, where he will grow heirloom tomatoes,
peppers, salad mixes, potatoes and squash starting this season. Cultivator farms
give young farmers affordable access to the land and tools they need to get started.
"I could find affordable land, but it would be in the mountains on the side of a hill
somewhere," Saile said laughing.
WAKE, DURHAM,ORANGE,JOHNSTON AND CHATHAM COUNTIES HAVE LOST ABOUT 15
PERCENT OF THEIR FARMLAND SINCE 1997
25
To ease the challenges faced by would-be farmers like Saile, local conservation and
agricultural groups are joining forces to preserve farmland in the Triangle and boost
the region's agricultural industry.
Conservation Trust for North Carolina, Community Food Lab, Triangle Land
Conservancy and other groups recently created a strategy for conserving important
farmland in Wake, Durham, Orange, Johnston and Chatham counties. They want to
encourage more people to become farmers by helping both new and existing
farmers succeed.
The goal is not only to preserve working farms, but also to feed the growing
demand for local food. Less than 0.1 percent of food spending in the region is
direct farm-to-consumer, meaning there is much more potential, said Edgar Miller,
government relations director for the Conservation Trust.
Farmland Preservation
Wake, Durham, Orange, Johnston and Chatham counties have lost about 15
percent of their farmland - more than 81,000 acres - since 1997. Now about a
quarter of the Triangle is made up of agricultural land. 1
The conservation strategy, released earlier this year, identifies more than 50,000
acres of farmland in rural and urban areas that the groups deem "high priority,"
where joint conservation efforts would have the greatest benefit.
Much of the highest priority farm land laid out in the report fell within southeastern
Johnston, western Chatham and northern Durham and Orange counties, where
larger, more traditional farms remain. But the plan also targets smaller properties
on the fringes of Wake County.
58 the average age of a farmer in NC
The groups seek to preserve at least 2200 acres of land in the Triangle, or 50
percent of the remaining farmland, for agricultural production.
26
But conserving land is sometimes difficult because it must be donated or sold by
willing landowners. State and federal funding to pay for conservation easements to
preserve working farms also is dwindling.
New farmers
The interest in encouraging new people to go into agriculture comes at a time when
the number of farmers is shrinking nationally; there were 2.1 million farmers in
2012, down 4.2 percent from five years earlier, according to the U.S. Census
Bureau. And farmers are getting older; the average age in North Carolina is 58.
As farmers retire, groups such as Triangle Land Conservancy are working to ensure
that their land stays a farm.
"In the next 10 years, we are going to continue to see a huge transition of
farmers," said Leigh Ann Hammerbacher, associate director of conservation and
stewardship with Triangle Land Conservancy. "So we're looking at how do we work
to help transition lands to new and beginning farmers and set up programs to help
make that land affordable for folks just starting out. Otherwise we are going to have
a real gap in farmers in our area."
Miller of the Conservation Trust said a $600,000 federal grant through USDA's
Beginning Farmer and Rancher Development Program would be a "big boost" in
creating programs that would help make land more affordable. Several nonprofits in
the Triangle applied jointly for the grant, which has yet to be awarded.
Incubator and cultivator farm programs are one way to help farmers get started.
Incubator farm programs, like one at WC Breeze Family Farm in Orange County,
provide more hands-on assistance and advice, while cultivator farms are more
independent and provide farmers with affordable access to land and tools.
"Land prices within the Triangle are very high," said Zeke Overbaugh, Good Hope
Farm's manager. "If you go a couple counties in either direction, you can find
unimproved farmland for very cheap to lease."
But improving that property, like outfitting it with an irrigation system, or buying
the tools needed to get started can be eensive.
27
For Good Hope Farm near Carpenter Village, Cary has leased 29 acres to Piedmont
Conservation Council, a nonprofit that promotes conservation and sustainable
communities, which then subleases 1/2- to 2-acre plots to fledgling farmers. About
five farmers, including Saile, have signed on to lease land on the site in its first
season.
"I think it makes the farmers more independent," said Saile, wearing a large-
brimmed straw hat while laying down pipe for the site's new irrigation system. "It
gives them the opportunity to see the real world and what they're up against."
Produce is expected to be available at Good Hope Farm late this summer. The
farmers, including Saile, will be able to sell their products on site.
"Being able to move product is an issue," Overbaugh said. "I mean you can follow
email threads right now of farmers talking about, `How do I sell my product?'
Having the ability to handle produce post-harvest and then be able to sell it right
here on the property eliminates a lot of the headache."
Local nonprofits would then work to match these farmers with larger plots of land
in the Triangle to allow them to scale up their operations. Triangle Land
Conservancy is working on 405 acres, known as Walnut Hill Nature Preserve, in
eastern Wake County that could help with this transition.
The group's vision is to have part of the nature preserve serve as a training space
for farmers as well as allow new farmers to connect with experienced farmers who
may be interested in selling their land to the next generation. Some nonprofits also
look to make land more affordable by purchasing conservation easements, which
lower the value of the land and protect it from being developed or subdivided.
Triangle Land Conservancy is working with the owner of Bluebird Hill Farm, a
12.88-acre organic farm in Chatham County, to place a conservation easement on
the property.
Norma Burns, an architect-turned-farmer, has run Bluebird for 18 years, producing
herbs, specialty vegetables, cut flowers, native plants, farm crafts and food
products. But now she is looking to give away the property via an essay contest to a
couple who will keep it as a farm.
28
"I've heard so many people say, `I'd give anything to have a farm like this, but I'll
never be able to afford one,' " she said. "This method seemed to be a way that I
could have a chance to give that kind of person a chance."
[Read more: Win this essay contest, get a farm]
Burns needs to have enough essays submitted with a $300 fee to be able to pay off
the mortgage. Right now, she said, she doesn't have enough, and the contest is
scheduled to close June 1.
"I've been planting the garden as I would normally do so that, when the new owner
comes in, it won't just be bare," she said. "It will be at its peak with everything
growing, and they'll have a picture of what it could be like for them."
Kathryn Trogdon: 919-829-4845: (a KTrogdon
I.,..4 - i , .''
figr 4.1
- ``�
i". .
29
Thomas Saile helps installing irrigation pipes at Good Hope Farm in Cary.Saile is leasing a half
acre at Good Hope Farm and hopes to own a larger farm one day. Ethan Hyman-
ehyman @newsobserver.com
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'1111 % a spectacular chili. And, how about those
meatballs that simmer all day? Downright awesome. But your slow cooker...
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